538 Ang Mo Kio Avenue 5 560538, Cheng San, North-east Region, Singapore
$430,000
538 Ang Mo Kio Ave 5 stone throw wet market/hawker and Ang Mo Kio MRT (NSL & Future CRL) * 763m Away From Ang Mo Kio (North-South Line and Future Cross Island Line), Approx 7-9mins Walk to MRT) * 337m away From Wet Market and Hawker Centre (Blk 527) * 337m Away From Giant (Blk 525) * 402m Away From Sheng Shiong (ITE) * 623m Away From NTUC (Blk 574) * 745m Away From Jubilee Square * 892m Away From AMK Hub * 440m Away From Jing Shan Pri Sch, 1.13km Away from Mayflower Pri Sch, 1.14km away from Teck Ghee Pri Sch, 1.64km away from Anderson Pri Sch * 243m Away From Anderson Sec Sch, 1.07km Away From Deyi Sec Sch, 1.4km Away From Presbyterian High Sch * 272m Away From ITE College Central Headquarters * 450m Away From Nanyang Poly (NYP) * 163m Away From PCF Sparkletots, 314m Away From My First Skool * HDB 3NG * Blk 538 AMK Ave 5 * 99LH (WEF 1980, Lease Balance Approx 53-54) * Total 216 Units (Mixture of 3rm & 4rm) * Highest 10th Floor * Lift Landing * 732sqft / 68sqm * 2 bedrooms (master rm ensuites), 2 bathrooms, Store Rm, Enclosed Kitchen * Rectangular and squarish (No Odd Shape) * Super Efficient Layout * Large Living & Kitchen * Broken Marble Flooring * Main Door South and Kitchen/Master North (NS Facing blk) * Pure Selling No Extension * Super Serious Seller #AngMoKio #TeckGhee #ChengSanView #ChengSan #ChoonBoonView #ChoonBoon #KebunBaru #YioChuKang #Tavistock #SerangoonGarden #SerangoonNorth #AMK #bishan #AMKBishanPark #AMKView #AMKGrove #Mayflower #Lentor #TeacherEstate #SembawangHillsDrive #Clover #UpperThomson Interested Cobroke Agent / Buyer: For Quick Respond! Please Call / SMS / WhatsApp Khayden @ 65 9423 XXXX (Propnex) CEA Reg No: R015159B
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 9 HDB resale transactions (data.gov.sg)
Fair Value
S$316,216
S$432 psf
Asking Price
S$430,000
S$587 psf
vs Market
+36.0%
vs Last Done
+7.5%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Ang Mo Kio
755m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$570
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$432
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$400,000 | ▲S$546 +26.4% vs FV | 99yr from 1980 |
Dec 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$400,000 | ▲S$546 +26.4% vs FV | 99yr from 1980 |
Nov 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$450,000 | ▲S$510 +18.1% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$458,000 | ▲S$626 +44.9% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 883sqft | S$453,000 | ▲S$513 +18.8% vs FV | 99yr from 1980 |
Jul 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +29.6% vs FV | 99yr from 1980 |
Jun 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$492,000 | ▲S$557 +28.9% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$442,888 | ▲S$605 +40.0% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 732sqft | S$465,000 | ▲S$635 +47.0% vs FV | 99yr from 1980 |
Apr 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$423,000 | ▲S$578 +33.8% vs FV | 99yr from 1980 |
Blk 538 ANG MO KIO AVE 5
Dec 2025 · Floor 04 TO 06
+26.4% vs FV
Blk 538 ANG MO KIO AVE 5
Dec 2025 · Floor 04 TO 06
+26.4% vs FV
Blk 538 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+18.1% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 07 TO 09
+44.9% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 10 TO 12
+18.8% vs FV
Blk 538 ANG MO KIO AVE 5
Jul 2025 · Floor 04 TO 06
+29.6% vs FV
Blk 538 ANG MO KIO AVE 5
Jun 2025 · Floor 04 TO 06
+28.9% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+40.0% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 10 TO 12
+47.0% vs FV
Blk 538 ANG MO KIO AVE 5
Apr 2025 · Floor 04 TO 06
+33.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in Ang Mo Kio, with a remaining lease of 52 years, has been assessed at an estimated value of $316,216, translating to a price per square foot (PSF) of $432. This valuation reflects a significant market signal, indicating an above-market status with a notable 36% increase from the baseline valuation. Such a premium suggests a robust demand for properties in this region, driven by various factors including the area's connectivity, amenities, and overall desirability among potential buyers.
It is important to note that this valuation is based on a comparative analysis of nine recent HDB resale transactions within the vicinity, providing a solid foundation for the estimated pricing. However, the model confidence for this valuation is categorized as medium, indicating that while the data supports the premium valuation, market dynamics can be influenced by external factors such as economic conditions, government policies, and shifts in buyer sentiment. As the lease period continues to diminish, potential buyers may weigh the strategic advantages of investing in properties with longer leases, further complicating the valuation landscape in Ang Mo Kio.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.